Understanding Square Footage in Pocatello Real Estate Listings

When browsing homes for sale in Pocatello, one of the first numbers buyers notice is the home’s square footage. It’s often used as a quick way to judge size, value, and livability. But in practice, square footage can be confusing—and sometimes misleading—especially in a market with older homes, finished basements, and renovations done decades apart.

Knowing how square footage is calculated, what it includes (and excludes), and how it’s handled locally can help buyers and sellers in Pocatello make smarter, more confident decisions.

What Does Square Footage Mean in Pocatello Real Estate?

In real estate, square footage typically refers to a home’s livable area, measured in square feet. This figure plays a major role in pricing, appraisals, and buyer perception.

However, in Pocatello, square footage can vary significantly depending on:

  • The age of the home

  • Whether the basement is finished or partially finished

  • How and when additions were completed

  • How the property was measured and reported

That’s why two homes both listed at 2,400 square feet—one on the west side and one near Old Town—can feel completely different once you walk inside.

What Is Typically Included in Square Footage?

Most listings in the Pocatello MLS include finished, heated, livable space. This generally means:

  • Main living areas – Living rooms, bedrooms, bathrooms, hallways

  • Kitchens – Always included

  • Closets and pantries – Count as part of finished space

  • Finished basements or attics – Only if they meet livability standards

Because many Pocatello homes have basements, this is where confusion often starts.

What Is NOT Included in Square Footage?

Certain spaces are commonly excluded from the total square footage, even if they’re useful:

  • Garages – Attached or detached garages do not count

  • Unfinished basements – Especially common in older Pocatello homes

  • Unfinished attics – Unless fully finished and code-compliant

  • Sunrooms or enclosed porches – If not heated year-round

  • Detached structures – Shops, sheds, or guest houses

Always verify what the listed square footage actually represents—especially when a home advertises a “finished basement.”

How Square Footage Is Measured (and Why It Varies)

Square footage discrepancies are common in the Pocatello area because homes are measured in different ways.

Exterior Measurements

  • Measures the outside dimensions of the home

  • Includes wall thickness

  • Often used for newer construction

Interior Measurements

  • Measures only the interior rooms

  • Excludes wall thickness

  • Often results in lower totals

Room-by-Room Method

  • Each room is measured individually

  • Commonly used by appraisers

  • Generally the most precise

Tax Records vs. MLS Listings

  • Bannock County tax records may not reflect finished basements or additions

  • Older renovations may never have been updated in county records

  • MLS listings often rely on seller-provided information

This is why tax records and listings in Pocatello frequently show different square footage numbers.

Why Square Footage Discrepancies Are Common in Pocatello

Several local factors contribute to inconsistencies:

  • Finished basements below grade – Often excluded from gross living area

  • Unpermitted or older additions – Common in mid-century homes

  • Different measurement standards – Builders, agents, and appraisers may all measure differently

  • Ceiling height requirements – Spaces usually need at least 7-foot ceilings to count

  • Outdated county records – Especially in neighborhoods with older housing stock

How Square Footage Impacts Home Value Locally

Price Per Square Foot

Many buyers compare homes using price per square foot—but this can be misleading if square footage isn’t measured consistently.

For example:

  • $350,000 home with 2,100 sq. ft. = ~$167/sq. ft.

  • If the basement isn’t counted by an appraiser, that number changes quickly

Appraisals and Financing

  • Appraisers use strict guidelines

  • If square footage doesn’t support the list price, financing can fall apart

Buyer Perception

  • Homes that feel smaller than advertised lose trust fast

  • Accurate listings perform better and sell more smoothly

How to Verify Square Footage in Pocatello

For Buyers

  • Measure key rooms yourself

  • Review tax records—but don’t rely on them alone

  • Ask how basement square footage was counted

  • Trust the appraisal for final verification

For Sellers

  • Consider a pre-listing appraisal

  • Disclose finished basements clearly

  • Provide permits or documentation for additions

  • Work with a local agent who understands Pocatello norms

Final Thoughts

Square footage matters—but how it’s measured matters more, especially in a market like Pocatello where basements, additions, and older homes are common.

For buyers, verifying square footage helps avoid overpaying.
For sellers, accuracy builds trust and supports a smoother transaction.

Whether you’re buying, selling, or investing in Pocatello real estate, always take a closer look at the numbers behind the listing.

FAQs About Square Footage in Pocatello Real Estate

What’s the difference between gross living area (GLA) and total square footage?
GLA includes only finished, heated, above-grade living areas. Total square footage may reference additional spaces that don’t qualify as livable.

Why doesn’t my basement count even though it’s finished?
If it’s below grade, has low ceilings, or lacks proper heating, it may not qualify under appraisal guidelines.

Why do tax records show less square footage than the listing?
Bannock County records may not include older renovations or finished basements.

Can I list my home with estimated square footage?
Listings should be accurate. Misrepresentation can lead to disputes or legal issues.

What’s the best way to measure square footage?
Hire a licensed appraiser or use professional measurements.

Does an enclosed porch count in Pocatello?
Only if it’s finished, heated, and usable year-round.

Mark